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Demand in the housing market tailed off last month as hopes of a Bank of England rate cut faded, according to an industry report released just hours before a major housebuilder issued a profit warning.

A monthly study by the Royal Institution of Chartered Surveyors’ (RICS) pointed to a drop in prices during May.

At that time, mortgage rates were edging upwards after it became clear there would be no imminent action from the Bank to cut borrowing costs, despite some progress in its battle against inflation.

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Fixed rates had taken a tumble at the start of the year in anticipation of a rate cut from the 5.25% level imposed by the Bank to tackle the pace of price growth.

But the news out of Threadneedle St since has been akin to ‘we’re (still) not there yet’ – with markets now seeing August or September as the most likely months for the first reduction.

The delays to rate cut expectations – a familiar theme for markets during 2024 – hit sentiment among buyers, RICS said, as many fret over affordability.

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According to the latest data from the information service moneyfacts.co.uk, the average two-year fixed residential mortgage rate currently stands at 5.97%.

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Inside a ‘housing revolution’

It was last above 6% in December last year.

RICS suggested buyers were sitting on their hands in anticipation of borrowing costs coming down.

That trend was cited by housebuilder Crest Nicholson for a drop in half-year profits, warning its annual earnings would fall at least by a third.

Its shares lost up to 12% in the wake of the update, that also confirmed its interim dividend had been cut to just 1p per share from 5.5p.

In addition to the lending landscape, the company also said that the election was creating “short-term uncertainty”.

Tarrant Parsons, RICS senior economist, said: “The recent recovery across the UK housing market appears to have slipped into reverse of late, with buyer demand losing momentum slightly on the back of the upward moves seen in mortgage rates over the past couple of months.

“Nevertheless, expectations point to this delaying, rather than derailing, a modest improvement going forward.”

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Growing threat to finances from rising bills

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There is mounting evidence that consumers are facing hikes to bills on many fronts after Next became the latest to warn of price rises ahead.

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Higher prices for 2025 as Christmas trading fails to meet expectations – BRC says

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Higher prices for 2025 as Christmas trading fails to meet expectations - BRC says

Shop prices will rise in 2025 as the key Christmas trading period failed to meet retailers’ expectations, according to industry data.

Shop sales grew just 0.4% in the so-called golden quarter, the critical three shopping months from October to December, according to the British Retail Consortium (BRC) and big four accounting company KPMG.

Many retailers rely on trade during this period to see them through tougher months such as January and February. Some make most of their yearly revenue over Christmas.

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The minimal growth came amid weak consumer confidence and difficult economic conditions, the lobby group said, and “reflected the ongoing careful management of many household budgets”, KPMG’s UK head of consumer, retail and leisure Linda Ellett said.

Non-food sales were the worst hit in the four weeks up to 28 December, figures from the BRC showed and were actually less than last year, contracting 1.5%.

What were people buying?

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Food sales grew 3.3% across all of 2024, compared to 2023.

In the festive period beauty products, jewellery and electricals did well, the BRC’s chief executive Helen Dickinson said.

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Poundland customers left Christmas shopping late

AI-enabled tech and beauty advent calendars boosted festive takings, Ms Ellett said.

What it means for next year

With employer costs due to rise in April as the minimum wage and employers’ national insurance contributions are upped, businesses will face higher wage bills.

The BRC estimates there is “little hope” of covering these costs through higher sales, so retailers will likely push up prices and cut investment in stores and jobs, “harming our high streets and the communities that rely on them”, Ms Dickinson said.

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Separate figures from high street bank Barclays showed card spending remained flat since December 2023, while essential spending fell 3% partly as inflation concerns forced consumers to cut back but also through lower fuel costs.

The majority of those surveyed by the lender (86%) said they were concerned about rising food costs and 87% were concerned about household bills.

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Numerous UK retail giants will update shareholders on their Christmas performance this week including high street bellwether Next on Tuesday, Marks and Spencer and Tesco on Thursday and Sainsbury’s on Friday.

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Energy bills could rise more as continent effectively rationing gas with storage levels low

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UK bills could rise - as Europe's gas consumption falls by 'unprecedented' amount

Here’s a quiz question: how much would you say the supply of non-Russian gas to Europe (including the UK) has gone up since the invasion of Ukraine?

It’s a pretty important question. After all, in the years before the invasion, Russian gas (coming in mostly through pipelines but, to a lesser extent, also on liquefied natural gas [LNG] tankers) accounted for more than a third of our gas.

If Europe was going to stop relying on Russian gas, it would need either to source that gas from somewhere else or to learn to live without it. And while there might, a few decades hence, be a way of surviving without gas while also nursing important heavy industries, right now the technology isn’t there.

For decades, Europe – especially Germany, but also, to a lesser extent Italy and other parts of Eastern Europe – built their economic models on building advanced machinery, with their plants fuelled by cheap Russian gas.

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All of which is why that question matters. And so too does the answer. The conventional wisdom is that Europe has shored up its supplies of gas from elsewhere. There’s more methane coming in from Azerbaijan, for one thing. And more too in the form of LNG from Qatar and (especially) the US.

But now let’s ponder the actual data. And it shows you something else: in 2024 as a whole, the amount of gas Europe had from non-Russian sources was up by a mere 0.5% compared with the 2017-21 average.

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This isn’t to say that there wasn’t more gas coming in, primarily from LNG tankers, most (but not all) of them from the US. But that extra LNG was only enough to compensate for a sharp fall in gas produced domestically, for instance by the UK and the Netherlands. The upshot was that to all extents and purposes, the non-Russian part of the European gas mix was basically flat.

USE THIS Chart 1 So... What changed?

That’s a serious problem, given the amount of gas coming in from Russia has fallen by 37% over the same period. Essentially, Europe’s total gas consumption has fallen by an unprecedented amount without being supplemented from elsewhere.

Now, to some extent, some of that lost energy has been supplemented by extra power from renewable sources. The UK, for instance, saw the biggest amount of its power ever coming from wind and other green sources last year. However, green electricity only goes so far. It cannot heat houses with gas boilers; it cannot provide the intense heat needed for many industrial processes. And look at the numbers in Europe and you can see the consequences.

USE THIS chart 2 Europe is deindustrialising fast

With the continent having effectively to ration gas, the industrial heart has borne the brunt. Look at chemicals production in the UK and it’s down by more than a third in recent years. Look at energy-intensive industrial output in Germany and it’s down by 20% since the invasion of Ukraine. The continent is deindustrialising, and the shortage of gas is at least part of the explanation.

And that shortage is about to become even more acute in the coming months. Because the flow of gas coming from Russia is going to fall yet further. There are, broadly speaking, four routes for Russian gas into Europe. The Yamal pipelines are old Soviet pipes running through Belarus; the Nord Stream pipes run (or rather ran) under the Baltic. There are pipes going through Ukraine towards Slovakia and Austria and then there’s the newest pipes, running through the Black Sea to Turkey.

Chart 3 European gas pipelines from Russia USE THIS

As of late last year, only two of these routes were still operational: Yamal had been shuttered following sanctions by both sides in 2022; Nord Stream was damaged by an attack later in 2022. And now, following a failure to renew the terms of a transit agreement between Ukraine and Russia, the Ukraine route has just shut too. The amounts of gas we’re talking about aren’t enormous: around 4% of total European supply, as of 2024. But even so, it’s a further blow and will mean more rationing in the coming months. European deindustrialisation will probably continue or accelerate.

According to Jack Sharples, senior research fellow at the Oxford Institute for Energy Studies: “In the big picture, the loss of 15 billion cubic metres in 2025 for Europe as a whole equates to 4% of supply in 2024. So, enough to push the market a little tighter in the context of a global LNG market that remains tight, but nothing like the impact of losing Russian pipeline gas supply in 2022.”

Still, this isn’t the only challenge facing the market right now. This time last year, the continent had a near-unprecedented amount of gas stored away. But the amount of gas in storage – a key buffer – has dropped rapidly in recent months, partly because it’s been a little colder than in the previous year, partly because gas has had to step in to provide power when the wind dropped and renewables output disappointed.

Chart 4 USE THIS storage is low too

The result is the continent starts the year with gas storage at a much lower level than policymakers would like – only 71% full. Admittedly this is higher than the nerve-wrackingly low level of early 2022 (54%). And it’s implausible that Europe will actually exhaust its supplies. But it makes it more likely that the continent will have to pay high prices in the summer to replenish its supplies.

Put it all together and you can understand why wholesale gas prices are climbing higher. The UK may not receive any gas directly from Russia, but it’s plugged into this market, so any shortages on the other side of the channel directly affect the prices we pay here too. And those prices are now up to the highest level since the spring of 2023. This is, it’s worth saying, way lower than the highs of 2022. But it’s enough to suggest bills might be heading up soon.

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